Understanding Metes and Bounds Legal Descriptions in Louisiana

Last updated: April 2026

When preparing for the Louisiana Real Estate Commission (LREC) licensing exam, mastering property valuation and legal descriptions is non-negotiable. While Louisiana has a rich history of unique land measurement systems—most notably the French Arpent system—modern real estate professionals must also possess a thorough understanding of standard national systems. Among these, the metes and bounds system is one of the oldest and most precise methods of describing land.

This mini-article will break down everything you need to know about metes and bounds legal descriptions to succeed on your exam. For a broader overview of all exam topics, be sure to bookmark our Complete Louisiana Exam Guide.

What is a Metes and Bounds Legal Description?

The term "metes and bounds" refers to a system of describing real estate by its physical boundaries, distances, and directions. It is primarily used to describe irregular parcels of land where standard rectangular survey systems or lot-and-block descriptions fall short.

Metes: Refers to the distance measured in a straight line (e.g., feet, yards, miles).
Bounds: Refers to the direction or compass bearing (e.g., North 45 degrees East).

A valid metes and bounds description must always start at a designated Point of Beginning (POB). The description then traces the perimeter of the property using specific distances and compass directions, moving from one monument (landmark) to the next, until it finally returns to the exact Point of Beginning. If the description does not perfectly close by returning to the POB, the legal description is considered defective.

How Metes and Bounds Fits into Louisiana Real Estate Law

Louisiana’s legal system is based on Civil Law (the Napoleonic Code) rather than the English Common Law used in the other 49 states. Because of this, Louisiana has a highly specific way of handling property transfers, usually executed via an Authentic Act or an Act of Sale.

Under the Louisiana Civil Code, a property description in an Act of Sale must be reasonably sufficient to identify the property. While the Public Land Survey System (PLSS) and the historic Arpent system are heavily prevalent in Louisiana (especially in rural parishes and along navigable waterways like the Mississippi River), metes and bounds is frequently used for:

Carving out a specific irregular tract from a larger rural parcel.
Describing land that follows natural, winding boundaries, such as a bayou or coulee.
Correcting older, vague property descriptions to establish clear title.

Estimated Frequency of Legal Description Types in Louisiana Real Estate

The Anatomy of a Metes and Bounds Description

To pass the LREC exam, you must be able to identify the key components of a metes and bounds description:

Point of Beginning (POB): The established starting point of the survey. It is usually tied to a well-established reference point, such as an intersection of two roads or a permanent surveyor's monument.
Monuments: These are fixed objects used to establish boundaries. They can be natural (a large oak tree, the center of a bayou) or artificial (an iron pin driven into the ground, a concrete marker). In Louisiana jurisprudence, natural monuments generally take precedence over artificial monuments if there is a discrepancy.
Compass Bearings: Directions are given in degrees (°), minutes ('), and seconds ("). A circle has 360 degrees, each degree has 60 minutes, and each minute has 60 seconds.
Closure: The final line of the description must state "to the Point of Beginning." Without closure, the title is unmerchantable (unmarketable).

Practical Example: Reading a Metes and Bounds Description

Imagine you are reviewing a purchase agreement for a piece of rural land in St. Tammany Parish. The legal description might read like this:

"Beginning at an iron pin located at the Northwest intersection of Bayou Road and Parish Route 12; thence proceeding North 45° 30' East for a distance of 200 feet to a concrete marker; thence proceeding North 90° West for a distance of 150 feet to the center line of the dry creek bed; thence South 45° 30' West for a distance of 200 feet along the creek bed to an iron pipe; thence South 90° East for a distance of 150 feet returning to the Point of Beginning."

Exam Tip: Notice how the description creates a perfect parallelogram and explicitly states that it returns to the Point of Beginning. If a survey reveals that the physical boundaries don't match the legal description, a buyer may need to invoke specific contingencies in purchase agreements to delay the closing until the title defect is cured.

Exam Strategy: Legal Descriptions and Property Rights

When studying for the Louisiana real estate exam, you will likely encounter scenario-based questions. Here are a few ways metes and bounds concepts intersect with other areas of real estate practice:

Encroachments and Easements: A metes and bounds survey is often required to prove that a neighbor's fence is encroaching on a seller's land.
Commercial Zoning and Accessibility: When developing commercial land described by metes and bounds, developers must ensure the parcel has adequate street frontage to meet local zoning and ADA compliance in real estate regulations.
Deed Restrictions: Older metes and bounds deeds sometimes contain outdated or illegal restrictive covenants. As a licensee, you must understand that any covenants violating protected classes and discrimination laws are strictly void and unenforceable under the Fair Housing Act, even if they remain written in the historical deed.

Frequently Asked Questions (FAQs)

1. Is metes and bounds the most common legal description used in Louisiana?

No. While it is important and frequently used for irregular parcels, the Lot and Block system (for subdivisions) and the Rectangular Survey System (PLSS) are more common. Additionally, Louisiana's historical Arpent system is still referenced in older deeds, particularly in southern Louisiana.

2. What happens if a metes and bounds description does not close?

If the description fails to return to the Point of Beginning (POB), the legal description is considered legally defective. The property cannot be transferred with a clear, merchantable title until a licensed surveyor corrects the description and a corrective act is filed.

3. Can a real estate agent draft a metes and bounds description?

Absolutely not. Drafting an original legal description constitutes the unauthorized practice of surveying and/or law. Real estate licensees must use the legal description provided in the seller's vesting deed, title policy, or a survey prepared by a licensed Professional Land Surveyor (PLS).

4. What takes priority if the distance written in the description conflicts with a physical monument?

Under general legal principles and Louisiana surveying standards, actual physical monuments (especially natural ones like rivers or established roads) take precedence over written linear measurements if a discrepancy arises.

5. How does the French Arpent system differ from metes and bounds?

The Arpent system is a uniquely French method of land division that created long, narrow parcels of land (often called "long lots") radiating outward from navigable waterways like the Mississippi River. This ensured multiple property owners had water access. Metes and bounds, conversely, uses compass angles and distances to map out a property of any shape, without necessarily tying it to a water source.